RecD98 1998-141937 - Laserfiche WebLink

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1. The Development Master Plan (Revised) General The central theme of the Development Master Plan is to create an informal campus office envi- ronment through the placement and massing of buildings and landscaping. Six buildings, includ- ing a proposed low rise special purpose acces- sory structure, are clustered to form a central quad, with a seventh building at a gateway loca- tion at the southern entrance. Building height and massing also promote a campus feeling by maintaining a variety of building heights. The overall concept is to create building mass- ing on the site which responds architecturally to the existing gradual increase or Uterracing" in building heights from the Bayshore Freeway to the site. The buildings along Bayshore average two stories; the next tier of buildings, the Redwood Shores Business Park buildings along Twin Dolphin Drive, average seven stories in height. The Electronic Arts property situated behind the Twin Dolphin Drive properties will complete the terracing effect by developing buildings of varying heights with a maximum height of eight stories. Another key theme of the Development Master Plan is to minimize impacts on adjacent proper- ties, in particular, adjacent residential uses. Building heights are consistent with the San Mateo County Airport Land Use Plan, and will be located in a manner which will avoid dominating the campus or blocking views to the campus from the surrounding area. The overall massing of the Electronic Arts buildings will create a ", composition which responds to views from the campus edges, and will maximize sunlight expo- sure on the internal open spaces. In addition, the plan will minimize shadow impacts on the homes. . The buildings have been configured to permit flexibility in their final disposition of he.ig~t and development program, depending on the require- ments for each development Zone. It is the intention of the Master Plan to ensure that flexi- bility is available between the development Zones to accommodate changes in the needs of future building occupants over time. This approach will allow some buildings in the plan to increase in size while others decrease in size, according to guidelines established by the City for each development zone, consistent with the Development Agreement for the site, the Redwood City General Plan, the County Airport Land Use Plan, and State and Federal aviation guidelines concerning taller structures near operating airports. The total development pro- gram for the campus will be maintained at a maximum of 1,000,000 squar~ feet, GBFA for office space and 50,000 square feet of GBFA for the special purpose accessory structure.1 Landscaping promotes a campus feeling by cre- ating a series of informal open spaces of differ- ent character and size, which are linked by tree- lined pathways. The central quad is a large cam- pus green surrounded by six buildings. This area will be available to tenants of each of these buildings for recreation, informal meet- ings, and gathering. The special purpose acces- 1 As used herein. the phrase 'Gross Building Roor Area" or "GBFA' means the sum total of all areas contained within the exterior walls of the office buildings including. without limitation, staiJWays, elevator shafts. other shafts. mechanical rooms. vents. and internal support facilities, but excluding those por- tions of mechanical or utility structures and storage areas locat- ed on the roof to the extent such structures are not considered by the City of Redwood City as building floor area for purpose of determining parking requirements. traffic generation, building density or other similar development limitations. 1-/-3 1